A building survey is a professional inspection of a property's construction and condition, carried out by a qualified surveyor, producing a written report on defects, their causes and what to do about them. It is the only inspection in the buying process performed for you — and here is exactly what it includes, what it isn't, and what it costs in 2026.
What the surveyor inspects
Working from the roof down: chimneys and roof coverings (from ground level and accessible vantage points), rainwater goods, external walls and pointing, windows and doors, internal walls and ceilings with damp-meter readings, floors, accessible roof space, and the visible parts of services — plus garages, boundaries and grounds. At Level 3, the surveyor examines construction and fabric in depth and explains each defect's cause and repair route, not just its rating.
What a building survey is NOT
Three things get confused with it. A mortgage valuation protects the lender's loan — often desktop-only, tells you nothing reliable about condition. A Red Book valuation establishes value for tax, probate or legal purposes — see the Red Book guide — it doesn't hunt defects. An EPC measures energy efficiency. Only a survey tells you what you're physically buying. It's also honest to say what a survey can't do: it is visual and non-invasive — surveyors don't lift fitted carpets or open walls, which is why reports flag “further investigation” where access was blocked.
The levels, briefly
Level 1 — a basic condition snapshot; rarely worth the saving. Level 2 (HomeBuyer) — the standard choice for conventional homes in reasonable condition: every element traffic-light rated, urgent defects flagged. Level 3 (Building Survey) — the old “full structural survey”: for older, extended, altered or unusual buildings. Full comparison in which house survey do I need.
Cost and timing
In 2026: Level 2 from £400–£600, Level 3 from £600–£1,200 depending on property value, size and location — work yours out with the survey cost calculator. Inspection takes 2–4 hours; reports arrive within 3–5 working days — see how long a building survey takes.
What you receive
A structured report — see a real building survey report example — with condition ratings or detailed defect analysis, photographs, urgent items flagged before exchange, and a call with your surveyor to ask anything. Findings routinely fund price renegotiation worth several times the fee.
Get a fixed building survey quote — RICS surveyors, reports in 3–5 days → get your quote · 0204 579 8270.
